HomeMy WebLinkAbout2018/11/21 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
NOVEMBER 21, 2018
1. Call to order – Roll Call
2. Approval of Minutes: November 7, 2018
3. Hearings
A. Zoning ordinance amendment – ground floor area ratio in R-3 two-family
residence district
Applicant: Gene Nicolelli
Case No.: 18-65-ZA
4. Other Business
5. Communications
A. Zoning ordinance amendment – electric vehicle charging stations
B. Request to amend comprehensive plan future land use map
4052 Alabama Ave. S.
6. Adjournment
If you cannot attend the meeting, please call the Community Development office, 952.924.2575.
Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please
call the administration department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of
meeting.
Planning Commission
Meeting Date: November 21, 2018
Agenda Item 3A
3A. Zoning Ordinance Amendment – Ground Floor Area Ratio in R-3 Two-Family
Residence District
Case No.:
18-65-ZA
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the zoning ordinance
amendment pertaining to the ground floor area ratio in the R-3
two-family residence district.
REQUEST: Gene Nicolelli requests an amendment to section 36-165(f)(2) of the zoning
ordinance to increase the allowed ground floor area ratio from 0.25 to 0.35 in the R-3 two-family
residence zoning district.
BACKGROUND: The ground floor area is defined in the city code as:
Ground floor area means the lot area covered by a building measured from the exterior
faces of exterior walls but excluding decks and terraces and detached garages which do
not exceed 15 feet in height.
There are 204 duplexes in the city. The last duplex constructed was in 1995. Before this, there
were four constructed in 1986. Most duplexes were constructed from 1931-1979.
The 0.25 ground floor area ratio for the two-family district dates back to the 1959 city code, and
has remained unchanged since. City records do not indicate why 0.25 was decided upon.
The 1959 city code had a 0.3 ground floor area ratio for single-family homes. The 0.3 ground
floor area ratio was increased to 0.35 in 2006 in response to the move-up in the park initiative for
single-family homes located in the R-1 and R-2 single-family residence districts. The proposed
amendment would allow single-family and two-family residences located in the R-3 district to
have the same ground floor area ratio as allowed in the R-1 and R-2 districts.
The table below shows the ground floor area allowed for a one or two-family structure in the R-3
district compared to the ground floor area allowed for a single-family dwelling in the R-1 and R-
2 districts. While the actual ground floor area allowed for a structure is dependent upon the lot
size, the table uses the minimum lot size allowed in each district.
Zoning
District
Minimum Lot
Size GFAR
Ground floor allowed
at minimum lot size
R-1 9,000 sf 0.35 3,150 sf
R-2 7,200 sf 0.35 2,520 sf
R-3 (current) 8,000 sf 0.25 2,000 sf
R-3 (proposed) 8,000 sf 0.35 2,800 sf
Agenda Item No 3A – Zoning Ordinance Amendment - Ground Floor Area Ratio Page 2
Meeting Date: November 21, 2018
The table shows that under the current regulations, the city allows larger ground floor area for
single-family homes than it does for two-family homes. Increasing the GFAR to 0.35 is
consistent with the R-1 and R-2 districts and may allow for a larger building footprint than
allowed in the R-2 district, and smaller building footprint than allowed in the R-1 district.
Zoning Amendment The proposed zoning change, if approved, would apply to all properties
located in the R-3 district. A zoning map is attached which shows the location of the R-3 districts
in the city.
The R-3 district allows two-family dwellings and single-family dwellings as permitted uses.
While the proposed change to the ground floor area ratio would apply to both, the R-3 district
has different side yard and minimum lot size requirements for each. The table below summarizes
the differences.
Dimensional Requirement Single-Family Two-Family
Ground floor area ratio 0.25 (proposed 0.35) 0.25 (proposed 0.35)
Side yards 7 feet on one side,
5 on the other
9 feet on one side,
6 on the other
Minimum lot size 7,200 square feet 8,000 square feet
Staff speculates the larger requirements may be to accommodate additional recreational, garage
and driveway space needed for two-families.
The additional side yard and lot size requirements for two-family dwellings seems reasonable,
therefore, the proposed amendment does not contemplate changing the yard or lot size
requirements.
Result of the change: Increasing the GFAR to 0.35 has varying results from property to
property because of the variety of lot sizes that exist across the city. The applicant intends to
construct a duplex at 4143 Excelsior Blvd. Using this property as an example we find that the
property is zoned R-3 and is 10,398 square feet in area. A copy of the proposed site plan is
attached.
The applicant’s proposal requires a GFAR of 32.5. Therefore, the proposed increase to 0.35
GFAR meets the needs of the applicant. To meet today’s code of 0.25 GFAR, the applicant could
relocate the proposed ground floor bedroom to the second floor, or the garages could be reduced
in size. If either of these is not an option, then the garages could be detached from the house
since detached garages less than 15 feet tall are not included in the GFAR limits.
The applicant, however, wishes to construct a duplex with a ground floor bedroom and attached
garage because he believes these features are important to make the units more marketable
especially to people that have trouble with stairs and/or walking to and from a detached garage
during the winter.
Recommendation: Citywide, staff is did not identify adverse impacts resulting from the
change. It appears that the change is consistent with the regulations applicable to the single-
family districts, and results in greater flexibility for the living space of the two-family dwellings.
Agenda Item No 3A – Zoning Ordinance Amendment - Ground Floor Area Ratio Page 3
Meeting Date: November 21, 2018
Additionally, staff estimates 27% of existing duplexes in St. Louis Park exceed the maximum
0.25 GFAR allowed. The percentage of non-conforming properties is reduced to 5% if the GFAR
is increased to 0.35.
Staff recommend approval of the attached amendment to the zoning ordinance increasing the
maximum allowed ground floor area ratio in the R-3 two-family residence district from 0.25 to
0.35.
Attachments: Draft Zoning Amendment
4143 Excelsior Blvd proposed site plan
Zoning Map
Prepared by: Gary Morrison, Assistant Zoning Administrator
Reviewed by: Sean Walther, Planning & Zoning Supervisor
Agenda Item No 3A – Zoning Ordinance Amendment - Ground Floor Area Ratio Page 4
Meeting Date: November 21, 2018
Draft Ordinance
Ordinance No. ___-18
The City of St. Louis Park does ordain:
Section 1. Chapter 36 of the St. Louis Park City Code is hereby amended by adding
underscored text and deleting the strikethrough text. Section breaks are represented by ***.
Sec. 36-165. R-3 two-family residence district.
***
(f) Dimensional standards/densities. The dimensional standards/densities are as follows:
***
(2) The ground floor area ratio within the R-3 district shall not exceed 0.250.35.
Section 2. This ordinance shall take effect fifteen days after its publication.
Reviewed for administration: Adopted by the City Council __________
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to form and execution:
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
First Reading
Second Reading
Date of Publication
Date Ordinance takes effect
Agenda Item No 3A – Zoning Ordinance Amendment - Ground Floor Area Ratio Page 5
Meeting Date: November 21, 2018
Zoning Districts
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 Multiple-Family Residence
R-C High-Density Multiple-Family Residence
M-X Mixed Use
C-1 Neighborhood Commercial
C-2 General Commercial
BP Business Park
O Office
I-P Industrial Park
I-G General Industrial
PUD Planned Unit Development
Planning Commission
Meeting Date: November 21, 2018
Report 5a
5a. Zoning ordinance amendment – electric vehicle charging stations
RECOMMENDED ACTION: No action is required at this time. Staff request that planning
commission review the draft ordinance in preparation for holding a public hearing and voting on
a recommendation to city council in December 2018.
SUMMARY: The proposed ordinance amends the parking regulations to require electric vehicle
charging stations (EVCSs) when new developments and parking lot expansions are proposed. The
intent is to facilitate and encourage the use of electric vehicles and to expedite the establishment
of a convenient, cost-effective electric vehicle infrastructure.
On August 16, 2017, the planning commission discussed the components of a future zoning
ordinance requiring electric vehicle charging stations (EVCS) in new developments and building
or parking lot expansions. Staff presented revisions to the draft ordinance to the commission on
December 6, 2017 and July 11, 2018. Staff also discussed the draft ordinance at a city council
study session on June 25, 2018.
Since staff last brought the draft ordinance to planning commission, the following revisions have
been made:
1. Updates to technical definitions and acronyms to align with industry-wide standards.
2. A threshold based on total construction costs that projects must meet before they are
required to comply with the ordinance. Staff included this criteria based on feedback from
the planning commission and city council regarding concerns about overburdening
existing businesses with this new parking requirement.
Staff will continue to explore incentives the city may offer to businesses and developers to aid in
compliance with the ordinance.
NEXT STEPS: Staff will present the final version of the draft ordinance to planning commission on
December 21, 2018. At this time a public hearing will be held on the ordinance and planning
commission will make a recommendation for city council to consider in January 2019.
Attachment: Draft Ordinance
Prepared by: Jacquelyn Kramer, Associate Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Meeting of November 21, 2018 Page 2
Subject: Electric Vehicle Charging Stations
Article IV. Zoning Districts
DIVISION 2. LAND USE DESCRIPTIONS AND CHARACTERISTICS
Sec. 36-142 Descriptions.
***
(d) Commercial uses
***
(20) Motor fuel station means a facility which supplies and dispenses at retail motor fuels,
including electrical charging, directly into a motor vehicle; it also includes the sale of lubricants,
batteries, tires and motor vehicle accessories. Motor fuels may be self-serve or dispensed by an
attendant. Light maintenance activities to vehicles including engine tune-ups, lubrication, repairs,
and carburetor cleaning may also be conducted. Motor fuel stations may also include facilities
for the retail electric charging of vehicles. Characteristics include outdoor activity, high traffic
generation and extended hours of operation. This use excludes heavy automobile repair
including, but not limited to, engine overhauls, automobile painting, and bodywork.
Article V. Special Provisions
Sec. 36-361. Off-street parking areas, paved areas, and loading spaces.
***
(e) Electric Vehicle Supply Equipment. The intent of this section is to facilitate and encourage
the use of electric vehicles, to expedite the establishment of a convenient, cost-effective
electric vehicle infrastructure, and establish minimum requirements for such infrastructure
to serve both short and long term parking needs.
(1) Definitions.
a. Accessible electric vehicle charging station means an electric vehicle charging station
where the battery charging station is located within accessible reach of a barrier-free
access aisle and the electric vehicle.
b. Battery charging station means an electrical component, assembly or cluster of
component assemblies designed specifically to charge batteries within electric
vehicles.
c. Battery electric vehicle means any vehicle that operates exclusively on electrical
energy from an off-board source that is stored in the vehicle’s batteries, and
produces zero tailpipe emissions or pollution when stationary or operating.
d. Charging levels means the standardized indicators of electrical force, or voltage, at
which an electric vehicle’s battery is recharged. The terms 1, 2, and DC are the most
common charging levels, and include the following specifications:
1. Level-1 is considered slow charging with 120v outlets.
2. Level-2 is considered medium charging with 240v outlets, charging head and cord
hard-wired to the circuit.
3. DC is considered fast or rapid charging. Voltage is greater than 240.
e. Electric vehicle means a vehicle that operates, either partially or exclusively, on
electrical energy from the electrical grid, or an off grid source, that is stored on board
for motive purposes. “Electric vehicle” includes:
1. Battery electric vehicle.
2. Plug-in hybrid electric vehicle.
f. Electric vehicle charging stations (EVCS) means a public or private parking space that
is served by battery charging station equipment that has as its primary purpose the
Meeting of November 21, 2018 Page 3
Subject: Electric Vehicle Charging Stations
transfer of electric energy (by conductive or inductive means) to a battery or other
energy storage device in an electric vehicle.
g. Electric vehicle charging station – private restricted use means an electric vehicle
charging station that is:
1. privately owned and restricted access (e.g., single-family home, executive parking,
designated employee parking, assigned parking at multi-family residential buildings);
or
2. publicly owned and restricted (e.g., fleet parking with no access to the general
public).
h. Electric vehicle charging station – public use means an electric vehicle charging station
that is:
1. publicly owned and publicly available (e.g., Park & Ride parking, public library
parking lot, on-street parking); or
2. privately owned and available to visitors of the use (e.g., shopping center parking).
i. Electric vehicle supply equipment (EVSE) means any equipment or electrical
component used in charging electric vehicles at a specific location. EVSE does not
include equipment located on the electric vehicles themselves.
j. Electric vehicle infrastructure means conduit/wiring, structures, machinery, and
equipment necessary and integral to support an electric vehicle, including battery
charging stations and rapid charging stations.
k. Electric vehicle parking space means any marked parking space that identifies the use
to be exclusively for the parking of an electric vehicle.
l. ’Electrical capacity’ shall mean, at minimum:
1. panel capacity to accommodate a dedicated branch circuit and service capacity to
install a 208/240V outlet per charger;
2. conduit from an electric panel to future EVCS location(s).
m. Plug-in hybrid electric vehicle means an electric vehicle that:
1. contains an internal combustion engine and also allows power to be delivered to
drive wheels by an electric motor;
2. charges its battery primarily by connecting to the grid or other off-board electrical
source;
3. may additionally be able to sustain battery charge using an on-board internal-
combustion-driven generator; and
4. has the ability to travel powered by electricity.
(2) Qualifications for complying with ordinance. In order to ensure compliance with EVSE
requirements does not place an undue burden on property owners, construction projects
must meet the following threshold before they are required to comply with EVSE
requirements: the cost of installing EVSE as required by this ordinance must be less than
or equal to 5% of the total project cost of the project.
(3) Number of Required Electric Vehicle Charging Stations.
a. All new or reconstructed parking structures or lots with at least 15 but no more than
49 spaces, or expanded parking structures or lots that result in a parking lot with 15
to 49 parking spaces, shall install EVSE as required below.
1. Multiple-family residential land uses shall have 5% of required parking as Level 1
stations for resident parking. At least one handicapped accessible parking space
shall have access to an EVCS.
Meeting of November 21, 2018 Page 4
Subject: Electric Vehicle Charging Stations
2. Non-residential land uses with parking spaces available for use by the general
public shall have at least 5% of required parking as Level 1 stations, and one Level
2 station that serves long term parking (e.g.: employees and commuters). At least
one handicapped accessible parking space shall have access to an EVCS.
b. All new or reconstructed parking structures or lots with at least 50 parking spaces, or
expanded parking structures or lots that result in a parking lot with 50 or more parking
spaces, shall install EVSE as required below.
1. Multiple-family residential land uses shall have 10% of required parking as Level 1
stations for resident parking, and one Level 2 station for guest parking. At least
one handicapped accessible parking space shall have access to an EVCS.
2. Non-residential land uses with parking spaces available for use by the general
public shall have at least 5% of required parking as Level 1 stations, and two of the
required parking spaces as Level 2 stations that serves long term parking (e.g.:
employees and commuters), with at least one station adjacent to an accessible
parking space. In non-residential zoned districts, DC charging stations may be
installed to satisfy the EVCS requirements described above on a one-for-one basis.
c. In addition to the number of required EVCSs, the following accommodations shall be
required for the anticipated future growth in market demand for electric vehicles:
1. Multiple-Family Residential Land Uses: all new, expanded and reconstructed
parking areas shall provide the electrical capacity necessary to accommodate the
future hardwire installation of Level-2 EVCSs for a minimum of 10% of required
parking spaces.
2. Non-Residential Land Uses: all new, expanded and reconstructed parking areas
shall provide the electrical capacity necessary to accommodate the future
hardwire installation of Level-2 or DC EVCSs for a minimum of 10% of required
parking spaces.
d. These requirements may be revised upward or downward by the City Council as part
of an application for a Conditional Use Permit or Planned Unit Development based on
verifiable information pertaining to parking.
(4) Permitted Locations.
a. Level-1 and Level-2 EVCSs are permitted in every zoning district, when accessory to
the primary permitted use. Such stations located at single-family, two-family, and
multiple-family shall be designated as private restricted use only.
b. DC EVCSs are permitted in the non-residential districts, when accessory to the primary
permitted use.
c. If the primary use of the parcel is the retail electric charging of vehicles, then the use
shall be considered a motor fuel station for zoning purposes. Installation shall be
located in zoning districts which permit motor fuel stations.
(5) General Requirements for Single-Family Residential Zoning Districts.
a. EVSE shall be located in a garage, or on the exterior wall of the home or garage
adjacent to a parking space.
b. EVSE shall comply with all relevant design criteria as outlined in section (5)d, unless
specifically exempted.
(6) General Requirements for Multi-Family Residential and Non-Residential Development
Parking.
a. Accessible Spaces. A charging station will be considered accessible if it is located
adjacent to, and can serve, an accessible parking space as defined and required by the
Meeting of November 21, 2018 Page 5
Subject: Electric Vehicle Charging Stations
ADA It is not necessary to designate the EVSE exclusively for the use of vehicles parked
in the accessible space.
b. EVSE – public use shall be subject to the following requirements:
1. The EVCSs shall be located in a manner that will be easily seen by the public for
informational and security purposes.
2. The EVCSs shall be located in desirable and convenient parking locations that will
serve as an incentive for the use of electric vehicles.
3. The EVCS must be operational during the normal business hours of the use(s) that
it serves. EVCS may be de-energized or otherwise restricted after normal business
hours of the use(s) it serves.
4. The parking stalls with L2 or L3 EVCS shall be reserved for EV parking use only…
c. Lighting. Site lighting shall be provided where EVSE is installed, unless charging is for
daytime purposes only.
d. Equipment Design Standards.
1. Battery charging station outlets and connector devices shall be mounted to
comply with state code, and must comply with all relevant Americans with
Disabilities Act (ADA) requirements. Equipment mounted on pedestals, lighting
posts, bollards, or other devices shall be designed and located as to not impede
pedestrian travel or create trip hazards on sidewalks.
2. Electric vehicle charging devices may be located adjacent to designated parking
spaces in a garage or parking lot as long as the devices do not encroach into the
required dimensions of the parking space (length, width, and height clearances).
3. The design should be appropriate to the location and use. Facilities should be able
to be readily identified by electric vehicle users and blend into the surrounding
landscape/architecture for compatibility with the character and use of the site.
4. EVCS pedestals shall be designed to minimize potential damage by accidents,
vandalism and to be safe for use in inclement weather.
e Usage Fees. The property owner may collect a service fee for the use of EVSE.
f. Maintenance. EVSE shall be maintained in all respects, including the functioning of the
equipment. A phone number or other contact information shall be provided on the
equipment for reporting problems with the equipment or access to it.
Planning Commission
Meeting Date: November 21, 2018
Report 5B
5B. Request to amend comprehensive plan future land use map for 4052 Alabama Ave. S.
RECOMMENDED ACTION: No action is required at this time. Staff is providing this as a
communication item in advance of the December 5, 2018 public hearing related to the
Comprehensive Plan update.
SUMMARY: City staff received a request from Kevin Callahan and Bonnie Lindberg to change the
future land use designation of a vacant lot they own at 4052 Alabama Ave. S. from commercial
to low density residential as part of the city’s overall update of the comprehensive plan.
The property is situated south of an existing commercial building at 6111 Excelsior Blvd. and
north of Mr. Callahan’s and Ms. Lindberg’s house at 4056 Alabama Ave. S. The vacant property is
an existing lot of record that is 40 feet wide, 144.6 feet deep and 5,817 square feet in area. The
lot is narrower than surrounding lots, but because it is an existing lot of record, it is large enough
to build a single-family house if it were re-guided for residential use and subsequently rezoned
to R-2 single-family residence district.
The Callahan’s have offered to sell the lot to the previous owner and potential buyers of the
adjacent commercial property, as its small size does not lend itself well to a separate
commercial use. There has not been interest from those parties.
Although this proposed change has not been included in previous public input opportunities, it
would be allowable to change the designation as part of the overall comprehensive plan
update. Also, public input could be solicited as part of any future rezoning from C2 general
commercial district to R2 single family residential district. And any new house construction
would be required to follow the construction management plan ordinance for notifying
surrounding neighbors.
City staff is amenable to accommodating the request and incorporating it into the
comprehensive plan update for planning commission consideration.
NEXT STEPS: The planning commission may consider the change as part of the overall
comprehensive plan update on December 5, 2018.
Attachment: Site Location Map
Prepared by: Sean Walther, Planning and Zoning Supervisor
Meeting of November 21, 2018 Page 2
Subject: 4052 Alabama Ave. S.
SITE LOCATON MAP
Aerial Photo 2018